A resident scans the QR Sticker and snaps a photo. About ten seconds later it's in your queue, already sorted: how urgent, which trade, what to tell them. Here's everything the queue does after that.
Every building, person, vendor, number and time on this page is a sample, and the QR codes are placeholders.
First look on an EMERGENCY: 4 minOne of each shown · calm jobs stay calm
THE LIFE OF ONE JOB
From Photo to Closed.
One job, start to finish. It plays on its own, or tap a step.
QR STICKER · MAPLE COURT · UNIT 102
Something wrong? Snap a photo.
Water under the bathroom sink. The cabinet is wet.
Send
Got it. Your reference is FX-2BA282.
1 LEAKING P-TRAP
2 STANDING WATER
TODAYPLUMBER≈ 45 MINSHUT OFF FIRST
EMAIL TO THE PLUMBER
To Locust Line Drain & Sewer
TODAY · Plumber · Maple Court, Unit 102
Leaking P-trap, standing water in the cabinet. Shut the water off first. About 45 minutes.
EMAIL TO THE RESIDENT
To Resident, Unit 102
FX-2BA282: someone is being arranged
Your property manager is arranging for someone to come out. Keep the small valve under the sink turned off until then.
Bathroom sink plumbing
TODAYVENDOR SAYS DONE
3:12 PM Sent to Locust Line
3:18 PMOn the way
3:54 PMSays it's done
"Tightened the P-trap slip nut and replaced the washer. Dry now."
EMAIL TO THE RESIDENT
To Resident, Unit 102
FX-2BA282 is fixed ✓
Your bathroom sink was fixed today. Something still not right? Scan the QR Sticker and send a new photo.
SAVED TO THE SINK'S HISTORY
Bathroom sink · Unit 102
Maple Court · 3 visits on record
Nov 9Leaking P-trap, standing waterTODAY
Locust Line Drain & Sewer · fixed in 18 hr · 0.5 h on site
Aug 14Slow drip under the drainWHENEVER
In-house · fixed in 2 days · new washer
Mar 2Routine checkSERVICE LOG
Service log · checked during turnover
STEP {{stepNum}} OF 5
{{stepTitle}}
{{stepText}}
TAP ANY JOB
One Job, Everything on It.
The resident's photo, what fixRAgent found on it, and every button you need.
1 LEAKING P-TRAP
2 STANDING WATER
TODAYSHUT OFF FIRSTreported 21 hr ago · FX-2BA282
Bathroom Sink Plumbing
Maple Court · Unit 102
WHO TO CALL
Plumber
TIME ON SITE
About 45 min
AGREEMENT
3 of 3 reads agree
TELL THE RESIDENT
"Thanks for the photo. Your bathroom sink plumbing needs a look. It's not an emergency, but it can't wait long, and it's with the maintenance team now. Turn the small valve under the sink to the right until the water stops."
↓TAP A BUTTON TO TRY IT↓
Dispatch: Who Goes?
WHAT THE VENDOR GETS
From Maple Court Properties
To Locust Line Drain & Sewer
TODAY · Plumber · Maple Court, Unit 102
Hi, we have a job for you at Maple Court, Unit 102. Leaking P-trap under the bathroom sink, standing water in the cabinet. Shut the water off first: small valve under the sink. About 45 minutes on site.
Reply to this email to answer us.
WHAT THE RESIDENT GETS
From Maple Court Properties
To Resident, Unit 102
Request FX-2BA282: someone is being arranged
Thanks for the photo. Your property manager is arranging for someone to come out about your bathroom sink. Until then, keep the small valve under the sink turned off. Scan the QR Sticker any time to see where it stands.
Replies come back to you.
Copied For Your Work Order
PASTING FOR
AppFolio✓ Copied
Title Bathroom sink plumbing
Property Maple Court · Unit 102
PriorityTODAY→ Set Priority To: Urgent
Vendor Plumber
DetailsLeaking P-trap, standing water. Shut the valve under the sink first.
Photo Triage Profile link
In the order your software's new work order form asks for them. Paste and save.
Close It Out
WHAT WAS IT?
✓ Leaking P-trap · fixRAgent was right
○ Something else · tell us what it actually was
FOR THE RECORD · OPTIONAL
Parts used
Slip joint washer
Labor hours
0.5
Invoice
$145
The resident is told it's fixed. It stays in this sink's history.
Something Not Right? Change It
HOW URGENT
WHO TO CALL
Your fix trains the next read.
More
Copied: Ready to Send the Resident
"Thanks for the photo. Your bathroom sink plumbing needs a look. It's not an emergency, but it can't wait long, and it's with the maintenance team now. Turn the small valve under the sink to the right until the water stops."
✓ CopiedPaste it into a text or your software's message.
SEVEN TABS
The Whole Portfolio. Nothing Hiding.
Tap a tab. Anything with a green Open › opens up.
↓TAP A TAB TO SWITCH↓
Needs You
Every open job, most urgent first. Filter by building, search by unit, equipment or words. Tap a job to see its emails.
All 8Waiting on you 4In progress 4
Buildings
Every building, worst first. Each one has its own Night Map: who's on call, where the shut-offs are, which units share pipes. Open Maple Court's.
Riverside Flats
148 units · 622 pieces of equipment
1 EMERG1 TODAY1 WEEK
Cedar Point Townhomes
24 units · 96 pieces of equipment
1 TODAY1 WHENEVER
Oak Hollow Apartments
96 units · 380 pieces of equipment
1 WHENEVER
Lakeview Duplexes
12 units · 40 pieces of equipment
ALL CLEAR
By Trade
Jobs grouped by who has to come out. One crew per trade, the hours added up, the skill it takes, and which jobs need the power, water or gas off first.
Plumber
≈ 2 h 15
3
Glazier
≈ 1 h 30
1
Painter
≈ 1 h 30
1
Electrician
≈ 1 h
1
Appliance Repair Technician
≈ 1 h
1
Handyman
≈ 45 min
1
Closed
How fast you respond, from the resident's report to fixed: by building, by trade and by vendor. Open any job to see that equipment's history.
1h
first opened
16h
sent
31h
fixed
QR Stickers
One QR Sticker on each piece of equipment, unit door and shared space. Print them on your own printer. Torn or faded? Reprint just that one; it keeps the same code.
Install progress38 of 40 live
Water heater sticker · scanned → straight to your queue
Team
Everyone under one account: owners, managers, technicians and viewers. Set what each person fixes and which buildings they cover.
Dana R.Owner · All buildings
Marcus T.Manager · All buildings
Luis P.Technician · Maple Court · Plumbing, Appliances
Owner's repViewer · Riverside Flats
Alerts
Who gets what, and how. Everything is on until you change it, and an EMERGENCY email can never be switched off for the whole team.
Phone alerts · on this device, with a test button.
After hours · the on-call number, one tap away when an EMERGENCY comes in at night.
Vendor says no · the managers are emailed right away.
The Emails on This Job
NOT SENT YET · THESE GO OUT WHEN YOU TAP DISPATCH
TO THE VENDOR
From Maple Court Properties
To Bright Spark Electric
EMERGENCY · Electrician · Riverside Flats, Unit 210
Hi, we have a job for you at Riverside Flats, Unit 210. Dryer outlet pulled out of the wall, wire wrapped in tape. Turn the dryer breaker off first. About 1 hour on site.
Reply to this email to answer us.
TO THE RESIDENT
From Maple Court Properties
To Resident, Unit 210
Request FX-7C41D2: someone is being arranged
Please don't use the dryer, and keep clear of the outlet. An electrician is being arranged. Scan the QR Sticker any time to see where it stands.
The Emails on This Job
WHAT LOCUST LINE DRAIN & SEWER GOT
From Maple Court Properties
To Locust Line Drain & Sewer
TODAY · Plumber · Maple Court, Unit 102
Hi, we have a job for you at Maple Court, Unit 102. Leaking P-trap under the bathroom sink, standing water in the cabinet. Shut the water off first: small valve under the sink. About 45 minutes on site.
Reply to this email to answer us.
WHAT THE RESIDENT GOT
From Maple Court Properties
To Resident, Unit 102
Request FX-2BA282: someone is being arranged
Your property manager is arranging for someone to come out about your bathroom sink. Until then, keep the small valve under the sink turned off. Scan the QR Sticker any time to see where it stands.
THE VENDOR REPLIED · 3:54 PM
"Tightened the P-trap slip nut and replaced the washer. Dry now."
The Emails on This Job
WHAT CLEARVIEW GLASS GOT
From Maple Court Properties
To Clearview Glass
TODAY · Glazier · Riverside Flats, Unit 208
Hi, we have a job for you at Riverside Flats, Unit 208. Window pane broken, glass still in the frame. About 1 hour 30 on site.
Reply to this email to answer us.
WHAT THE RESIDENT GOT
From Maple Court Properties
To Resident, Unit 208
Request FX-5E09B7: someone is being arranged
Please keep clear of the broken glass. Someone is being arranged to board or replace the pane before the wind on Thursday. Scan the QR Sticker any time to see where it stands.
The Emails on This Job
NOT SENT YET · THESE GO OUT WHEN YOU TAP DISPATCH
TO THE VENDOR
From Maple Court Properties
To Keystone Handyman
TODAY · Handyman · Cedar Point, Unit 4B
Hi, we have a job for you at Cedar Point, Unit 4B. Window stuck open, won't close all the way. About 45 minutes on site.
Reply to this email to answer us.
TO THE RESIDENT
From Maple Court Properties
To Resident, Unit 4B
Request FX-9A2C63: someone is being arranged
Someone is being arranged to get your window closing before the freeze on Friday. Scan the QR Sticker any time to see where it stands.
The Emails on This Job
WHAT LOCUST LINE DRAIN & SEWER GOT
From Maple Court Properties
To Locust Line Drain & Sewer
TODAY · Plumber · Maple Court, Outside, north wall
Hi, we have a job for you at Maple Court, Outside, north wall. Outdoor faucet drips and won't shut off. A freeze is coming Friday. Shut the inside valve to the outside line first. About 30 minutes on site.
Reply to this email to answer us.
No resident email on this one: it came in from your own walk of the building.
The Emails on This Job
WHAT NORTHSIDE APPLIANCE GOT
From Maple Court Properties
To Northside Appliance
THIS WEEK · Appliance Repair Technician · Riverside Flats, Unit 133
Hi, we have a job for you at Riverside Flats, Unit 133. Dishwasher won't drain, standing water in the tub. About 1 hour on site.
Reply to this email to answer us.
WHAT THE RESIDENT GOT
From Maple Court Properties
To Resident, Unit 133
Request FX-6B3F28: someone is being arranged
Someone is being arranged to look at your dishwasher. The sink is fine to use until then. Scan the QR Sticker any time to see where it stands.
The Emails on This Job
NOT SENT YET · THESE GO OUT WHEN YOU TAP DISPATCH
TO THE VENDOR
From Maple Court Properties
To Summit Painting
WHENEVER · Painter · Cedar Point, Unit 4B
Hi, we have a job for you at Cedar Point, Unit 4B. Wallpaper pulling away where the wall meets the ceiling. About 1 hour 30 on site.
Reply to this email to answer us.
TO THE RESIDENT
From Maple Court Properties
To Resident, Unit 4B
Request FX-1F8D44: someone is being arranged
Thanks for the photo. It's on the list for the next visit. Scan the QR Sticker any time to see where it stands.
The Emails on This Job
NOT SENT YET · THESE GO OUT WHEN YOU TAP DISPATCH
TO THE VENDOR
From Maple Court Properties
To Locust Line Drain & Sewer
WHENEVER · Plumber · Oak Hollow, Unit 108
Hi, we have a job for you at Oak Hollow, Unit 108. Slow drip under the vanity drain. About 1 hour on site.
Reply to this email to answer us.
TO THE RESIDENT
From Maple Court Properties
To Resident, Unit 108
Request FX-8C5A91: someone is being arranged
Thanks for the photo. It's on the list for the next plumber visit. A cup under the drip helps until then. Scan the QR Sticker any time to see where it stands.
Night Map
NIGHT MAP · FOR WHOEVER ANSWERS THE CALL
Maple Court
On call tonight: Luis P. · he gets this map and the lockbox code
Gas shut-off
Outside, east wall · yellow valve at the meter, tag G1
Water shut-off
Basement, by the water heater · lever, quarter turn
Electric panel
Laundry room, left of the dryer · main breaker at top
STACK A · UNITS ON THE SAME PIPES
201
202
203
101
102
103
■ open now: water in 102■ same pipes: check 101■ empty
VENDOR BENCH
LL
Locust Line Drain & Sewer
Plumber · first choice
PP
Ptarmigan Plumbing
Plumber · backup
BS
Bright Spark Electric
Electrician · first choice
FIRST QUESTIONS AT NIGHT
1 · Water touching anything electrical? Emergency. 2 · Power out? Check the breaker, then look out the window. 3 · Toilet backed up? Plunger first.
GETTING IN · ON-CALL ONLY
Lockbox · •••• Boiler room · key 4
Plumber's Work Order Packet
PLUMBER · 3 JOBS · ABOUT 2 H 15 · 2 SHUT OFF FIRST
Bathroom sink · Maple Court 102
Leaking P-trap · ≈ 45 min · shut the valve first
TODAY
Outdoor faucet · Maple Court, north wall
Drip won't stop · ≈ 30 min · shut the inside valve first
TODAY
Bathroom vanity · Oak Hollow 108
Slow drip under the drain · ≈ 1 h
WHENEVER
One packet. Hand it to the crew.
Equipment History
Fridge · Riverside Flats 117
Frigidaire · installed 2017 · 2 visits on record
Nov 6Fridge warm, freezer fineTHIS WEEK
Northside Appliance · fixed in 1 day · evaporator fan replaced
Feb 11Door gasket tornWHENEVER
In-house · gasket replaced
Equipment History
Rheem gas water heater · Oak Hollow 108
Rheem XG40 · installed 2013 · 2 visits on record
Nov 4Melted plastic on top, vent not drawingEMERGENCY
Tundra Heating & Air · fixed in 5 hr · vent resealed
Feb 20Pilot keeps going outTODAY
Tundra Heating & Air · thermocouple replaced
Same make and model had jobs at 3 buildings in the last 90 days. Watch.
Equipment History
Kitchen sink · Oak Hollow 214
Plumbing · 2 visits on record
Nov 3Leak under the sink, cabinet floor rottedTODAY
In-house · fixed in 6 hr · supply line and cabinet floor replaced
Jul 22Slow drainWHENEVER
In-house · trap cleared
Equipment History
Ceiling fan · Cedar Point 4B
Electrical · 2 visits on record
Nov 1Fan pulled loose, wires showingEMERGENCY
Bright Spark Electric · fixed in 4 hr · new brace box
Sep 9Light kit flickeringTHIS WEEK
Bright Spark Electric · loose wire nut
Equipment History
Rheem gas water heater · Maple Court basement
Rheem XG40 · installed 2013 · 3 visits on record
Oct 28Leaking, floor swellingTODAY
Tundra Heating & Air · replaced next day
Oct 2Pilot out, no hot waterTODAY
Tundra Heating & Air · thermocouple replaced
Mar 14Tank flushedSERVICE LOG
Service log · yearly flush
Same make and model had jobs at 3 buildings in the last 90 days. Watch.
Print QR Stickers
Each one already knows its building, unit and equipment. Print fridge stickers on magnet sheet.
fixRAgent
Something wrong? Scan to report it.
Maple Court · Unit 102
fixRAgent
Something wrong? Scan to report it.
Maple Court · Water Heater
fixRAgent
Something wrong? Scan to report it.
Riverside · 133 · Dishwasher
fixRAgent
Something wrong? Scan to report it.
Maple Court · 102 · Fridge
fixRAgent
Something wrong? Scan to report it.
Cedar Point · Laundry
fixRAgent
Something wrong? Scan to report it.
Oak Hollow · Unit 214
Letter or A4.
Invite A Team Member
From Dana R. via fixRAgent
To Luis P.
Dana added you to Maple Court Properties on fixRAgent
You're on the team as a Technician for Maple Court: plumbing and appliances. Jobs for you show up with the photo, the urgency and what to do first.
Test Email
From fixRAgent alerts
To You
EMERGENCY · Electrician · Riverside Flats, Unit 210
Dryer outlet hanging off the wall, wire wrapped in tape. Someone could get hurt. Tell the resident: don't use the dryer and keep clear of the outlet.
FOR WHOEVER ANSWERS THE CALL
Night Maps and History That Connect the Dots.
The person on call walks in with a map, not a guess. And every repair is tied to its make and model, across all your buildings, so you see a bad batch before the next one floods a floor.
NIGHT MAP · FOR WHOEVER ANSWERS THE CALL
Maple Court
On call tonight: Luis P. · he gets this map and the lockbox code
Gas shut-off
Outside, east wall · yellow valve at the meter, tag G1
Water shut-off
Basement, by the water heater · lever, quarter turn
Electric panel
Laundry room, left of the dryer · main breaker at top
STACK A · UNITS ON THE SAME PIPES
201
202
203
101
102
103
■ open now: water in 102■ same pipes: check 101■ empty
VENDOR BENCH
LL
Locust Line Drain & Sewer
Plumber · first choice
PP
Ptarmigan Plumbing
Plumber · backup
BS
Bright Spark Electric
Electrician · first choice
FIRST QUESTIONS AT NIGHT
1 · Water touching anything electrical? Emergency. 2 · Power out? Check the breaker, then look out the window. 3 · Toilet backed up? Plunger first.
GETTING IN · ON-CALL ONLY
Lockbox · •••• Boiler room · key 4
SAME MODEL, MORE THAN ONE JOB · FLAGGED
ACROSS 3 BUILDINGS
Rheem gas water heaters from 2012–2014 are starting to go.
7 jobs on 11 units in 6 months, at Maple Court, Riverside Flats and Oak Hollow. Same make, same years. Plan replacements before the next one floods a floor.
Oak Hollow · melted top
Maple Court · floor swelling
JOBS ON THIS MODEL, BY MONTH
JUN
JUL
AUG
SEP
OCT
NOV
WATER HEATERS · BY MAKE AND MODEL
Jobs in the last 12 months, across every building.
Rheem XG40 · gas, 40 gal
installed 2012–2014 · 11 units · 3 buildings
7 jobs
Bradford White RG240
installed 2015–2017 · 9 units · 2 buildings
1 job
A.O. Smith GCR-40
installed 2018–2021 · 14 units · 4 buildings
0 jobs
Every visit stays with its equipment. Replace it and the history stays. Log routine work nobody reported, like a flush or a tune-up.
NATIONAL WEATHER SERVICE + YOUR OPEN JOBS
Freeze Coming Friday. Your Open Jobs Know It.
fixRAgent matches this week's forecast for each building to the jobs already in your queue, and tells you which ones the weather will make worse.
{{d.day}}
{{d.hi}}
low {{d.lo}}
{{d.word}}
3
Open jobs the weather will make worse
Sent in the warning email, with a line to forward to residents.
FRI → MON · FREEZE
❄ THU · WIND + FRI 18°F
Broken window paneTODAY
Riverside Flats · 208 · Glazier
Wind drives cold air and rain straight in, and the pipes in that room are next. Board it or glaze it before Thursday.
❄ FRI · FREEZE
Window stuck open, won't closeTODAY
Cedar Point · 4B · Handyman
A window that won't shut lets the unit freeze overnight. Get it closing before Friday.
❄ FRI · 18°F
Outdoor faucet drip that won't stopTODAY
Maple Court · Exterior · Plumber
Water sitting in the line can freeze and split the pipe inside the wall.
FREEZE WALK · 7 EMPTY UNITS
BY FRI 5 PM
Unit 104
✓Heat on and working
✓Cabinets open, taps dripping
○Windows shut
Unit 208
✓Heat on and working
○Cabinets open, taps dripping
○Windows shut
Laundry room
○Heat on and working
○Cabinets open, taps dripping
○Windows shut
Coldest night
15°F
Saturday
Strongest wind
35 mph
Thursday
Empty units
7
need a freeze walk
Basement units
2
prone to water
YOUR SOFTWARE
Works Beside the Software You Already Run.
Pick your property management software. The job copies in the order its new work order form asks for.
I Run My Buildings On
COPY FOR WORK ORDER · PASTING FOR {{swUpper}}
1 Title Bathroom sink plumbing
2 Property Maple Court · Unit 102
3 PriorityTODAY{{swPri}}
4 Vendor Plumber
5 DetailsLeaking P-trap, standing water.
6 Photo Triage Profile link
Open a new work order in {{swPlace}} the way you do now, paste, save. No setup, nothing to connect.
And the Little Things.
Small on their own. Together, they're why nothing slips.
MY QUEUE
Dryer outlet
Sink leak
Dishwasher
01
On Your Phone, Like an App
Add the queue to your home screen. No app store.
READ 1 ✓
TODAY · Plumber
READ 2 ✓
TODAY · Plumber
READ 3 ✓
TODAY · Plumber
3 of 3 agree
02
Three Reads, One Answer
Every photo is read three times. You see how many agreed.
To the owner · Mon 8:00 AM
Your week at Maple Court Properties
12
came in
9
closed
8
open now
31h
to fixed
03
The Monday Email
What came in, what closed, what's open and how fast jobs moved. Made to forward to the owner.
EN Your bathroom sink needs a look. Turn the small valve under the sink to the right.
ES El lavabo del baño necesita revisión. Gire la llave pequeña debajo del lavabo hacia la derecha.
04
English and Spanish
The line for the resident comes ready in both.
fixRAgent
Something wrong? Scan to report it.
Maple Court · Water Heater
→
fixRAgent
Something wrong? Scan to report it.
Maple Court · Water Heater
Same code · same history
05
Reprint One Sticker
Torn or faded? Reprint just that one. Equipment replaced? The history stays.
Vendor's job link · Locust Line
Shared Triage Profile · owner
Shared Triage Profile · insurance
06
End a Link Any Time
Turn off a vendor's job link or a shared Triage Profile with one tap.
Stuck, or something on the Triage Profile looks wrong? Write to support@fixragent.com. A founder reads every message and replies within one business day.
AR Logic LLC · built by owners who ran their own buildings
MY QUEUE
